Renters' Rights Act Landlord Checklist for 1 May 2026

Overview: Four Critical Phases

The Renters' Rights Act 2025 introduces major changes to landlord obligations, effective from 1 May 2026. This checklist is organised into four key phases:

1. Before 1 May 2026: Transition actions for existing tenancies and pending evictions
2. By 31 May 2026: Mandatory Information Sheet service deadline
3. From 1 May 2026: Setup for new tenancies
4. Ongoing: Operational procedures for rent increases, possession, pet requests, and record-keeping

Phase 1: Before 1 May 2026

Complete these actions before the effective date to ensure a smooth transition.

Phase 2: By 31 May 2026

All existing tenants must receive the prescribed Government Information Sheet by this date. Failure to serve it may prevent you from serving valid Section 8 notices.

Phase 3: From 1 May 2026 — New Tenancies

All new tenancies must comply with Phase 1 rules. Here is how to set up compliant new tenancies.

Before the tenant moves in:

• Decide: Fixed-term or periodic? You can no longer grant fixed-term tenancies as a matter of course. New ASTs must be set up as periodic tenancies from day one, or you can offer a fixed term if you choose, which will convert to periodic on expiry.
• Remove all void clauses from your tenancy agreement. This includes: rent review clauses, clauses conditioning pet ownership on landlord consent (pets must now be allowed unless unreasonable), and any clauses attempting to circumvent Section 13 rent increase rights.
• Prepare your Information Sheet and prescribed written information package. Have these ready to provide to the tenant on day 1.
• Set up your incident logging system. From day 1, log any issues (missed rent, noise complaints, maintenance issues) in dated records.

On the first day of the tenancy:

• Provide a copy of the Government Information Sheet
• Provide the prescribed written information (SI 2026/324)
• Obtain the tenant's contact details and current circumstances (employment status, pet ownership, etc.) for your records
• Clarify the pet policy: pets are allowed unless you have a reasonable objection. You have 28 days to respond to a pet request.
• Explain rent increase procedures: you can increase rent once per 12 months, using Form 4A, with a 30-day notice period for periodic tenancies

Phase 4: Ongoing Operational Procedures

Rent Increases (Form 4A)

• Once per 12 months only: You can serve only one Form 4A notice per 12-month period, measured from the start of the 12-month period.
• 30-day notice for periodic tenancies: If the tenancy is periodic, you must give 30 days' notice (or the notice period specified in the tenancy agreement, if longer).
• Serve Form 4A correctly: Use the prescribed form available on GOV.UK. Include the new rent amount, the date it takes effect, and your contact information.
• Tenant can challenge at the First-Tier Tribunal: If the tenant disagrees with your proposed rent increase (e.g. they believe it is not in line with market rates), they can apply to the FTT for a determination. Be prepared to justify your increase with comparable market evidence.
• Keep a record of every Form 4A served: Log the date, the tenant's details, the property, the old rent, the new rent, and the date it took effect. This is evidence of compliance.

Section 8 Possession (Form 3A)

• Use Form 3A (not Form 4): Form 3A is the new prescribed form for Section 8 notices. Form 4 is no longer used.
• Choose the correct ground: You must select one of the 37 Section 8 grounds and provide evidence supporting it. Using the wrong ground will result in dismissal.
• Serve with correct notice period: Each ground has a prescribed notice period (ranging from immediate to 4 months). Serving insufficient notice invalidates the notice.
• Provide detailed evidence: For arrears, provide bank statements and rent payment history. For ASB, provide dated incident logs. For breach, provide communication (emails, messages). Keep this evidence organised and accessible.
• Consider the protected period: If the tenant is within the first 12 months of a new tenancy, only protected grounds are available.
• Start court proceedings on time: You must start court proceedings within the prescribed time window, or the notice will expire. Check the specific timeline for your ground.

Pet Requests

• Tenants can now request to keep a pet. You cannot refuse simply on principle. You can only refuse if you have a reasonable objection (e.g. the property is unsuitable, the tenant has a history of animal neglect, the pet poses a safety risk).
• You have 28 days to respond. Either grant the request in writing, or refuse in writing with your reasons. Silence after 28 days = consent.
• Keep records of all pet requests and your responses. Log the date of the request, the type of pet, your response, and your reasoning.

Record-Keeping

• Maintain detailed tenancy records: Tenant name, property address, tenancy start date, rent amount, payment history, any amendments, and notices served.
• Log all incidents: Missed rent payments, noise complaints, maintenance issues, ASB reports, pet requests, and responses. Use dated entries with details.
• Store evidence securely: Bank statements, emails, photographs, incident logs, and any other evidence supporting a potential Section 8 claim.
• Keep copies of all formal notices served: Section 21 notices (if applicable), Form 4A notices, Form 3A notices, and the Information Sheet service record.
• Review records annually: At least once a year, review your records to identify any issues early and document your compliance efforts.

Summary: Key Compliance Deadlines

Not Legal Advice

This checklist is for information and guidance only and is not legal advice. Landlord obligations vary by individual circumstance. Consult a solicitor or letting agent for advice specific to your situation, especially before serving formal notices or commencing court proceedings.